Buying Acreage Near Boerne, Texas? What Should You Check Before You Buy?

Key Takeaways

• A beautiful piece of land is not automatically an easy place to build.

• Water and septic should be investigated before assuming a homesite will work as planned.

• Kendall County has specific development, driveway, septic and floodplain requirements for unincorporated property.

• Existing restrictions can affect what you are allowed to build or how the property may be used.

• Driveways, wells, septic systems, site preparation and utilities can materially change your total budget.

I have worked with Texas buyers and sellers since 2002, including land and acreage transactions throughout the Texas Hill Country. Acreage requires a different type of property review because two tracts with similar acreage and asking prices can have very different development costs and limitations.

1. Where Will Your Water Come From?

Do not assume that buying acreage near Boerne means you can simply drill a well wherever you want. Determine whether the property is served by a water system, has an existing well or will require a new well, and investigate the applicable groundwater rules before buying.

The Cow Creek Groundwater Conservation District regulates groundwater activities within Kendall County and maintains records and information about local wells. The district also monitors aquifer levels and inspects completed wells for construction and spacing compliance.

As of September 2026, Cow Creek GCD also reports Stage 2 drought restrictions, another reminder that groundwater deserves serious consideration when evaluating Hill Country acreage.

Before buying, investigate:

• Existing well records

• Well depth and condition if one exists

• Water quality

• Production information when available

• Applicable well registration or permitting

• Location relative to the planned homesite and septic system

2. Can the Property Support the Septic System You Need?

If public sewer is unavailable, determine whether the property can accommodate an appropriate on-site sewage facility before finalizing your building plans.

Kendall County handles permitting for on-site sewage facilities in its jurisdiction. The county states that aerobic systems require a recorded affidavit and a maintenance contract, and its development rules require a septic permit before installation, repair or retrofit of a septic system.

Soil, terrain, homesite location and the size of the planned residence can all matter.

A large tract does not automatically mean every portion of that tract is equally suitable for a home and septic system.

3. Does the Property Have the Access You Think It Has?

Confirm both legal access and practical access before buying acreage.

Kendall County requires an access permit before constructing or modifying a driveway connecting to a public county road. For property without an assigned address, the address request is generally submitted with the access permit application.

The county also states that the rural address and required access permit must be obtained before applying for development, septic or well permits.

That sequence matters when you're buying unimproved land with plans to build.

A driveway that looks simple from the road can become more complicated when elevation, drainage, rock, culverts, sight distance or road frontage are considered.

4. Is Any Part of the Acreage in a Floodplain?

Check floodplain information before choosing your homesite, driveway or other improvements.

Kendall County's Engineer's Office administers the county's Flood Damage Prevention Order and directs property owners to official floodplain resources, including FEMA mapping.

Floodplain does not automatically make acreage unusable. But buyers need to understand where it lies and how it may affect construction, access, insurance and future improvements.

5. Are There Restrictions on the Land?

Unincorporated does not necessarily mean unrestricted.

Kendall County notes that property restrictions in unincorporated areas, when applicable, are recorded with the deed through the County Clerk. The county's development responsibilities also include subdivision platting, floodplain, property division, access, septic and residential development.

Before buying, review the title commitment, recorded restrictions, easements and survey carefully.

Questions may include whether you can:

• Build the type of home you want

• Add a guest house or additional dwelling

• Keep certain animals

• Operate a business

• Short-term rent the property

• Subdivide later

• Construct barns, workshops or other improvements

Do not rely on the phrase "unrestricted" without verifying what is actually recorded.

6. How Much of the Acreage Is Truly Usable?

Total acreage and usable acreage are not always the same thing in the Texas Hill Country.

Steep slopes, drainage areas, rock formations, easements, floodplain and the location of mature trees can affect where you can reasonably build.

The best homesite may also be nowhere near the easiest road access.

That is why I encourage acreage buyers to think about the property as a complete system: entrance, driveway, homesite, well, septic, utilities, drainage and outdoor use.

7. What Will It Cost to Make the Property Buildable?

The purchase price of the land is only the beginning.

Depending on the property, buyers may eventually need to budget for:

• Driveway construction

• Culverts or drainage work

• Well

• Septic

• Electrical service

• Site clearing

• Excavation or rock work

• Foundation preparation

• Fencing and gates

• Surveying

• Engineering

• Permits

This is where two similarly priced tracts can produce very different total investments.

Emilie's Local Perspective

One thing I look at very differently with Hill Country acreage is where the house would actually go.

A buyer may fall in love with the highest point because of the view, but we still need to think about getting a driveway there, supplying water, locating the septic system, bringing in utilities and understanding the terrain.

I would rather uncover those questions before a buyer closes than after they own the land.

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Frequently Asked Questions

What should I check before buying acreage near Boerne?

Start with water, septic feasibility, legal and physical access, floodplain, restrictions, easements, topography, utilities and the cost of preparing the homesite.

Can I drill a well on land in Kendall County?

Groundwater and well requirements depend on the property and proposed use. Cow Creek Groundwater Conservation District regulates groundwater activities in Kendall County and provides well registration, permitting and records information.

Do I need a septic permit in Kendall County?

Yes, Kendall County's development rules require a septic permit before installing, repairing or retrofitting a septic system within its permitting jurisdiction.

Do I need a permit for a driveway on acreage?

Kendall County requires an access permit before constructing or modifying a driveway connecting to a public county road. State-highway access is handled through TxDOT.

Does acreage automatically make a property more valuable?

No. Usability, access, water, topography, restrictions, improvements, privacy and location all affect how buyers evaluate acreage.

Buying Land or Acreage in the Texas Hill Country?

Before you make an offer, I can help you look beyond the view and identify the property questions worth investigating before you commit.

Emilie Hamby-Irvine, REALTOR®
Texas Providence Real Estate
832-731-3124
emiliehi@texaspre.com
https://www.texaspre.com/